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Variance Nos. 2007-16 and 2007-17 February 11, 2008 Page 3 The site contains a total of 10,227 square feet of land, which is 4,773 square feet below the requirement. Additionally, the site currently provides 94 feet and nine inches of street frontage, which is 25 feet short of the requirement. The property owners were unable to provide additional area for the property as the adjoining properties to the east and west are currently developed and occupied. The area to the north and south are a public alley and street and cannot be included in the project as it is owned by the City. The commercial property to the west was developed under Variance No. 1987-07 which allows an auto repair development on an undersized lot to remain indefinitely. Although the subject site does not meet the required lot size and street frontage width, the applicant was able to meet the majority of the commercial developments and complies with the North Harbor Specific Plan (SP2) design and landscape standards. The required landscape setbacks and landscape planters were provided to meet the City's landscape standards with the exception of the rear yard landscape setback. Additionally, the site provides the required commercial requirements such as the loading zone, trash enclosure, drive-aisle widths, parking, and on-site circulation. Lastly, the site is located on a commercial corridor and is surrounded primarily by commercial uses. Rear Yard Setback Section 41-372 (b) of the SAMC requires a five-foot landscape setback along any property line that serves to separate the on-site parking area from any property zoned or used for residential uses. The project only provides a three-foot setback along the rear as a separation from the adjoining residences to the north. The subject site has met the majority of the requirements for a commercial development. Due to the subject site being smaller and narrower than the required size, the applicant is unable to meet the required rear yard setback. The applicant has provided the required commercial landscape standards such as required parking, loading, trash enclosure, and drive- aisle widths. The applicant provided sufficient site circulation via an additional access to the site through the alley. In order to provide both parking and the required drive-aisle dimensions, the applicant had to reduce an area of the rear yard landscape setback to three feet. This was done in order to achieve an on-site circulation that would not result in a dead- end design or would require patrons to park on the public street. 31 D-4